Moving to Tacoma, WA? What to Know Before Buying a Home
If you’ve been thinking about moving to Tacoma, welcome! I’m biased, but I absolutely think this city is pretty special.
Tacoma has historic homes, incredible views, waterfront parks, a great food scene, distinct neighborhoods, and the kind of quirky personality that’s getting harder to find in other parts of the Puget Sound.
But buying a home here isn’t as simple as searching “homes for sale in Tacoma” and picking your favorite kitchen.
Tacoma is a city where a few blocks can make a big difference. A difference in the types of homes you’ll find, how the neighborhood feels, what you’ll pay, and even how competitive your home search might be.
So if Tacoma is on your mind, here are a few things I think you should know before you start home hunting!
Tacoma Isn’t Just One Housing Market
This is probably one of the biggest things I explain to buyers.
When someone asks me, “How’s the Tacoma real estate market?” my answer is usually: What price point? And what part of Tacoma?
The experience of buying a $350,000 home can look significantly different from buying a $750,000 home. And the same is true when you compare different neighborhoods.
One part of the market may have buyers competing for a great house, while another has homes sitting longer and sellers becoming more open to negotiating.
Your market is the combination of your budget, your neighborhood, and the type of home you’re trying to buy.
Tacoma’s Neighborhoods Have Very Different Personalities
One of my favorite things about Tacoma is that its neighborhoods don’t all feel the same.
North Tacoma is one of the areas people ask me about most. You’ll find beautiful older homes, tree-lined streets, easy access to the waterfront, and neighborhoods like Proctor and Old Town.
Proctor has that amazing walkable neighborhood center with restaurants, coffee shops, farmers’ markets, and some seriously charming homes.
Stadium District gives you historic architecture, amazing restaurants + businesses mixed with condos and homes, and easy access to downtown.
Central Tacoma can put you close to a lot of the city and offers a mix of styles and price points.
Then you have areas throughout the South End, Eastside and West Tacoma that offer completely different housing options and neighborhood vibes.
There isn’t just one “best” Tacoma neighborhood. But there is a Tacoma neighborhood that works best for how you actually want to live.
That’s something we’ll talk a lot about before we even start touring homes.
If You Love Old Homes, This City Is DANGEROUS
And I mean that in the best way possible.
Tacoma has absolutely gorgeous historic homes.
You’ll see Craftsmans, Tudors, Victorians, mid-century homes and plenty of houses with the endearing original details and character you just don’t get with new construction.
I’m talking original hardwood floors, built-ins, picture rails, leaded glass, coffered ceilings, millwork. The list goes on. And I’m a sucker for ALL of it.
But an older home also means buyers definitely need to pay attention to more than how cute it is.
Electrical systems, plumbing, sewer lines, foundations, roofs and heating systems can all matter when buying an older Tacoma home.
Old doesn’t mean bad! It just means I want my buyers to understand what they’re buying. That’s one of the reasons I take inspections so seriously.
Don’t Assume You Need 20% Down
This is one of the biggest misconceptions I hear from first-time home buyers. You absolutely do not necessarily need 20% down to buy a home.
Depending on your finances and the loan program you’re using, there may be other options for how much you put down.
And your down payment isn’t the only number we need to keep in mind. We’ll also look at things like closing costs, earnest money, your monthly payment, property taxes, insurance and how much cash you want left after closing.
I would rather have you talk to a good lender early and know your actual options than spending six months assuming you can’t afford to buy. You might surprise yourself!
Your Monthly Payment Matters More Than the Sticker Price
Two houses with the same purchase price don’t necessarily cost the same amount every month.
Property taxes can be different. Insurance can be different. Maybe there’s an HOA? Interest rates matter.
And sometimes there are opportunities to structure an offer in a way that helps with closing costs or potentially an interest-rate buydown.
That’s why I don’t want my buyers shopping based solely on the maximum number on their pre-approval letter. I want to know: what monthly payment actually feels comfortable for you?
That’s the number we’ll work backward from.
You Don’t Have to Know Exactly Where You Want to Live Yet
This is especially important if you’re relocating to Tacoma.
You can tell me things like:
“I want to be able to walk to coffee.”
“I need a yard for my dogs.”
“I love old houses.”
“I need a home with character.”
“I need to be able to easily get to I-5!”
“I want somewhere that feels welcoming as a queer person.”
These things are incredibly helpful. You don’t need to come to me knowing exactly which neighborhood you want. That’s part of my job. We’ll figure it out together.
I also have a wonderful Dream Home Survey that helps you work out everything that’s important to you! Feel free to check it out here.
Tacoma Has a Lot More Going On Than People Expect
One of the reasons I love Tacoma is that it feels like an actual community. Not just a place people sleep and commute from.
You’ve got so many incredible neighborhoods, local businesses + restaurants, breweries, farmers markets, museums, live music and more!
And yes, the queer community is amazing here. As a lesbian realtor, that’s obviously something especially important to me.
I want my clients to know they’re not just buying a house, they’re finding a place where they can actually build a life and feel comfortable being themselves.
Start the Conversation Earlier Than You Think
You do not need to be ready to buy a house next week before reaching out to a realtor.
It can be extremely helpful to hear from you earlier. If you’re thinking:
“Maybe next spring.”
“Once my lease is up.”
“After I save a little more.”
“I’m relocating to Tacoma but have absolutely no idea where to start.”
That’s a perfect time to talk.
We can figure out what you need to do between now and then to help it be as smooth of a life adventure as possible when it’s time!
Looking for a Realtor in Tacoma?
I’m Sarah Brandt-Erichsen, a Tacoma + South Sound Realtor and the person behind 253sbe Homes and QueerOwnedWA.
After years working behind the scenes in real estate, I became an agent because I wanted the buying and selling experience to feel a lot more human.
And as a lesbian Realtor, creating a genuinely welcoming and supportive experience for queer buyers and sellers is especially important to me.
Buying a home is already personal enough. You shouldn’t have to wonder whether you can talk openly about your partner, your family or what feeling safe and comfortable in community means to you.
I’m happy to be a resource however it’s helpful to you.
Real Estate That Feels Like You.